Attachment 1.pdf Attachment " 1 "
Post Mini Subdistrict
2018-23
II
Future Land Use Element as of Ordinance No.2018-23 adopted May 8,2018
(I V)(I X)(XXV)(XXX I I)(XLV I I)
F. Bayshore/Gateway Triangle Redevelopment Overlay
The Bayshore/Gateway Triangle Redevelopment Overlay, depicted on the Future Land Use Map,
is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted by the
Board of County Commissioners on June 13, 2000. The intent of the redevelopment program is
to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment Area by
providing incentives that will encourage the private sector to invest in this urban area. This
Overlay allows for additional neighborhood commercial uses and increased intensity and higher
residential densities that will promote the assembly of property, or joint ventures between property
owners, while providing interconnections between properties and neighborhoods. The intent of
this Overlay is to allow for more intense development in an urban area where urban services are
available. Two zoning overlays have been adopted into the Collier County Land Development
Code to aid in the implementation of this Overlay. The following provisions and restrictions apply
to this Overlay:
(XLVII) 1. Mixed-Use Development:A mix of residential and commercial uses is permitted. For such
development, commercial uses are limited to C-1 through C-3 zoning district uses, except
as otherwise provided for in the Mini Triangle Subdistrict; hotel/motel use; theatrical
producers(except motion picture), bands, orchestras, and entertainers; and, uses as may
be allowed by applicable FLUE Policies. Mixed-use projects will be pedestrian oriented
and are encouraged to provide access(vehicular, pedestrian, bicycle)to nearby residential
areas. The intent is to encourage pedestrian use of the commercial area and to provide
opportunity for nearby residents to access these commercial uses without traveling onto
major roadways. Parking facilities are encouraged to be located in the rear of the buildings
or in parking structures that may be below, at, or above grade, with the buildings oriented
closer to the major roadway to promote traditional urban development.
(XLVII) 2. Residential uses are allowed within this Overlay. Permitted density shall be as determined
through application of the Density Rating System, and applicable FLUE Policies, except
as provided below, or as may be limited by a zoning overlay, or as otherwise provided
within the Mini Triangle Subdistrict.
3. Non-residential/non-commercial uses allowed within this Overlay include essential
services; parks, recreation and open space uses; water-dependent and water-related
uses; child care centers; community facility uses; safety service facilities; and utility and
communication facilities.
(XV)(XXXI I)(XXXVI I)(XLIV)(XLVII)
4. Properties with access to US 41 East and/or Bayshore Drive and/or Davis Boulevard (SR
84) and/or the west side of Airport-Pulling Road may be allowed a maximum density of
twelve (12) residential units per acre via use of the density bonus pool identified in
paragraph 11, except that no project may utilize more than 97 units — 25% of the total
density pool units available. The 97 unit cap will terminate when the BCC adopts, by LDC
amendment, limitations and a cap on the use of the 388 density pool units for any one
project. In order to be eligible for this higher density, the project must be integrated into a
mixed-use development with access to existing neighborhoods and adjoining commercial
properties and comply with the standards identified in paragraph no. 8, below, except for
mixed use projects developed within the "mini triangle" catalyst project site as identified
on the Bayshore/Gateway Triangle Redevelopment Overlay Map. The "mini triangle"
catalyst project site is eligible for the maximum density of 12 units per acre, with
development standards as contained in the Gateway Triangle Mixed Use District zoning
(XLVII)=Plan Amendment by Ordinance No.2018-23 on May 8,2018
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Future Land Use Element as of Ordinance No.2018-23 adopted May 8,2018
overlay, adopted February 28, 2006 (Ordinance No. 06-08), and amended December 14,
2006 (Ordinance No. 06-63). For projects that do not comply with the requirements for
this density increase, their density is limited to that allowed by the Density Rating System
and applicable FLUE Policies, except as may be limited by a future zoning overlay.
Properties located within the Mini Triangle Subdistrict are exempt from this paragraph.
(XV)(XXXI I)(XLIV)(XLVII)
5. Properties having frontage on one or more of Bayshore Drive, Davis Boulevard, Airport-
Pulling Road(west side only) or US 41 East, may be allowed to redevelop as a residential-
only project at a maximum density of eight (8) residential units per acre via use of the
density bonus pool identified in paragraph 11 except that no project may utilize more than
97 units—25% of the 388 total density pool units available. The 97 unit cap will terminate
when the BCC adopts, by LDC amendment, limitations and a cap on the use of the 388
density pool units for any one project. In order to be eligible for this higher density the
redevelopment must comply with the following:
a. Project shall be in the form of a PUD.
b. Project site shall be a minimum of three acres.
c. Project shall constitute redevelopment of the site.
d. All residential units shall be market rate units.
For projects that do not comply with the requirements for this density increase, their
density is limited to that allowed by the Density Rating System and applicable FLUE
Policies. Properties located within the Mini Triangle Subdistrict are exempt from this
paragraph.
(XV)(XXXII) 6. For parcels currently within the boundaries of Mixed Use Activity Center #16, land uses
will continue to be governed by the Mixed Use Activity Center Subdistrict, except
residential density may also be increased as provided for in paragraphs 4 and 5, above.
The development standards of the Bayshore Drive Mixed Use Overlay District or
Gateway Triangle Mixed Use Overlay District in the Collier County Land Development
Code, whichever is applicable, shall apply to all new development within the Activity
Center.
(XV) 7. Existing zoning districts for some properties within the Bayshore/Gateway Triangle
Redevelopment Overlay allow uses, densities and development standards that are
inconsistent with the uses, densities and development standards allowed within this
Overlay. These properties are allowed to develop and redevelop in accordance with
their existing zoning until such time as a zoning overlay is adopted which may limit such
uses, densities and development standards.
(XV)(XXXI I)(XLIV)(XLVI I)
8. To qualify for twelve(12)dwelling units per acre, as provided for in paragraph no.4 above,
or as otherwise permitted within the Mini Triangle Subdistrict, mixed use projects within
the Bayshore/Gateway Triangle Redevelopment Overlay must comply with the design
standards of the Bayshore Drive Mixed Use Overlay District or Gateway Triangle Mixed
Use Overlay District in the Collier County Land Development Code, whichever is
applicable, or in the case of the Mini Triangle Subdistrict, mixed use projects may utilize
the design standards set forth in the Mini Triangle Subdistrict and its implementing MPUD
zoning.
(XLVII)=Plan Amendment by Ordinance No.2018-23 on May 8,2018
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Future Land Use Element as of Ordinance No.2018-23 adopted May 8,2018
(XXXII)(XLIV) 9, For density bonuses provided for in paragraphs nos. 4 and 5 above, base density shall be
per the underlying zoning district. The maximum density of twelve (12) or eight (8) units
per acre shall be calculated based upon total project acreage. The bonus density
allocation is calculated by deducting the base density of the underlying zoning
classification from the maximum density being sought. The difference in units per acre
determines the bonus density allocation requested for the project.
(XV)(X)0I I)(XLVII)
10. Only the affordable-workforce housing density bonus, as provided in the Density Rating
System, and the density provided for within the Mini Triangle Subdistrict are allowed in
addition to the eligible density provided herein. For all properties, the maximum density
allowed is that specified under Density Conditions in the Density Rating System, except
as provided for within the Mini Triangle Subdistrict.
(XV)(XXXII)(XLIV)(XLVII)
11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses, as provided in paragraphs nos. 4 and 5 above. This 388 dwelling unit density
bonus pool corresponds with the number of dwelling units previously entitled to the
botanical gardens sites prior to their rezone in 2003 to establish the Naples Botanical
Gardens PUD. Projects within the "mini triangle" are not required to utilize this density
bonus pool.
(XV)(XXXII) 12.The Botanical Garden, Inc. properties located in Section 23, Township 50 South, Range
25 East, and shown on the Bayshore/Gateway Triangle Redevelopment Overlay Map,
shall be limited to non-residential uses except for caretaker, dormitory, and other housing
integrally related to the Botanical Garden or other institutional and/or recreational open
space uses.
(VIII) G. URBAN-RURAL FRINGE TRANSITION ZONE OVERLAY
Sections 13, 14, 23, and 24,Township 48 South, Range 26 East consisting of+2,562 acres which
overlap the Urban and Agricultural/Rural boundary line, north of the intersection of Immokalee
Road and County Road 951, are under common ownership and through comprehensive planning
may resolve potential local land use conflicts and provide for the realization of unique regional
environmental opportunities. Among the causes of potential land use conflicts are the abrupt
transitionless switch from urban densities (4+ units per acre) in Section 23 to rural densities (1
unit per 5 acres) in Sections 13, 14 and 24, and the continuation of earth mining in an increasingly
urbanized residential area. Under existing permits from the U.S. Army Corps of Engineers
(USACOE) and Florida Department of Environmental Protection, a total of+1,700 acres in these
four Sections have been or may be mined.
Sections 13, 14 and 24 in the AgriculturaVRural Area contain large wetland areas in the north,
which are contiguous to wetlands proposed for the Cocohatchee West Flow-way and slated for
acquisition by the Corkscrew Regional Ecosystem Watershed (CREW) Trust. These wetland
areas extend in a contiguous fashion south into Section 23 in the Urban Area, in close proximity
to the Mixed Use Activity Center quadrant designated within this Section. Sections 13, 14 and 24
in the Agricultural/Rural Area contain large wetland areas in the north, which are contiguous to
wetlands proposed for the Cocohatchee West Flowway and are slated for acquisition by the
Corkscrew Regional Ecosystem Watershed (CREW) Trust. These wetland areas extend in a
contiguous fashion south into Section 23 in the Urban Area, in close proximity to the Mixed Use
Activity Center quadrant designated within this Section.
(XLVII)=Plan Amendment by Ordinance No.2018-23 on May 8,2018
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Future Land Use Element as of Ordinance No.2018-23 adopted May 8,2018
To resolve potential land use conflicts and protect environmental resources, an Urban-Rural
Fringe Transition Zone Overlay is created which encompasses all four sections, and all
development proposed within the Overlay area shall comply with the following performance
standards:
1. Approximately 533 acres of wetlands, which exist on the property, are currently in a
conservation easement. An additional 300 acres of wetlands will be placed in
conservation easement status. Together these 830+ acres of wetlands have the potential
to be connected to wetland sites off-site thereby providing an environmental and wildlife
corridor connection.
2. Native vegetation or other natural areas (inclusive of conservation areas) shall cover a
minimum of 40% of the gross land area(or its equivalent off-site)exclusive of existing rock
quarries.
3. Seventy percent (70%) of the gross land area shall be devoted to open space, including
but not limited to, lakes (including existing rock quarries), golf courses and conservation
areas.
4. To the greatest extent practical, the existing rock quarries shall be incorporated into the
regional water management system and utilized to accommodate the passing through of
off-site water flows and may be used for recreational purposes.
5. Development on the property shall connect to the County's regional water and wastewater
facilities, which exist at the southwest corner of the property at the intersection of
Immokalee Road and County Road 951, which regional service area is expanded to
include all of the property.
6. The maximum number of residential units on the entire Heritage Bay property shall not
exceed 3,450(not including 200 ALF units). This number may be allocated and developed
among all of the Sections, in conformance with the environmental preservation
requirements referenced in Sub-paragraph 1, above, and shall be clustered, in order to
achieve conformance with the other performance standards applicable to this Overlay.
7. Development of the property shall be designed to encourage internal vehicle trip capture
by providing commercial and recreational uses and shall provide for pedestrian and
bicyclist access to internal community recreation and convenience retail centers. Internal
project roadways shall be connected and shall provide access to the Activity Center
located in the southwest corner of the property.
8. Commercial activities are limited to a total of 40 acres within the Activity Center located at
the northeast quadrant of the intersection of Collier Boulevard and Immokalee Road and
three "Village Centers" totaling approximately 26 acres within the residential part of the
Heritage Bay development. The Activity Center commercial uses will include a maximum
of 150,000 square feet of retail uses and 50,000 square feet of office uses. The Village
Center commercial uses will include a maximum of 10,000 square feet of retail uses,
10,000 square feet of restaurant uses, 5,000 square feet of marina related retail uses, and
5,000 square feet of office uses.
9. For golf course(s) located in Sections 13, 14, and 24, for each five (5) gross acres of land
area utilized as part of the golf course(s) ("golf course" shall include the clubhouse area,
rough, fairways, greens, and lakes, but excludes any area dedicated as a conservation
area,which is non-irrigated and retained in a natural state)one(1)transfer of development
right(TDR) credit shall be acquired from areas identified by the County as "Sending
(VIII)=Plan Amendment by Ordinance No.2003-7 on February 11,2003
143